150 Highway 10 North Site #502 · St. Cloud, MN 56304

$82,600

3 bd · 2.0 ba · 1,120 sqft · Manufactured · 39 Days on market

Built 2026 Good condition

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Why this score? — see what drove the B- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Condition / age +3.8/5.0
• Rent growth +3.4/5.0
• Schools +2.8/10.0
• Livability +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Your brand new 3 bedroom, 2 bathroom home is waiting for you to move in! This comfortable home features premium entry doors, a modern bathroom, as well as new brand name appliances. In the community, enjoy with your friends and family all the amenities we have to offer such as community events, a basketball court, and a picnic area / pavilion / grill. This home won't be on the market long, so call us today for more information or to schedule a tour. Deposits & Fees are subject to change.

Key facts

• Picnic area
• Basketball court
• Modern bathroom

Tags

• PREMIUM ENTRY DOORS
• MODERN BATHROOM
• NEW BRAND NAME APPLIANCES
• BASKETBALL COURT
• PICNIC AREA

Property features AI

Finance

• Other: Status: Active
• Financial info: List price $82,100

Exterior

• Home design: Spec new construction (Plan 94302)
• Exterior features: Address: 150 Highway 10 North Site #502, Saint Cloud, MN 56304

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Living area approximately 1,120

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $83k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $481 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $83k).
• Recommended offer: $80k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.3% vs local median 3.9% in St. Cloud — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• St. Cloud Public School District (urban): math 27% / reading 38% proficiency, ranked #264 of 301 in MN (top 88%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+3.8%/yr); 116 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 56% of comp listings sitting > 30 days — soft ceiling on asking rent; 82 units permitted in Benton County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $571 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.8% rent growth), your $23k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($80k) is reasonable based on typical stale-listing flexibility.

Recommended offer $80,122 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
4. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
5. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.61% ✓
• Cap rate: 13.28%
• Cash-on-cash: 24.95%
• DSCR: 2.11
• GRM: 5.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.79% rent growth · sell at horizon

5-year hold

• IRR: 19.3%
• Equity multiple: 1.79×
• Total profit: $18,334
• Equity at exit: $12,316

10-year hold

• IRR: 28.2%
• Equity multiple: 3.59×
• Total profit: $59,939
• Equity at exit: $7,142

Cash invested: $23,128 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 46 Balanced
• State Minnesota: 46 Balanced · D+2
• County: — inherits STATE
• City: — inherits STATE

2024 reforms strengthened tenant protections; ramsey/hennepin courts paced moderate to slow.

Methodology + full state rankings →

ZIP-level market 56304

• Home prices YoY: -21.4%
• Rents YoY: 3.8%
• Active inventory: 116
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,331 high
• Mortgage (P&I): −$433
• Tax est. 1.5%: −$103 /mo · $1,239/yr
• Insurance: −$34
• HOA: −$0
• Vacancy / Maint / Mgmt: −$280
• Net cashflow: $481

Break-even live

Break-even rent $723

Max offer price $82,600

Occupancy floor 59%

Sensitivity live

Price	-10% $538	-5% $510	+0% $481	+5% $452	+10% $424
Rent	-10% $376	-5% $428	+0% $481	+5% $534	+10% $586
Rate	-1.0pp $523	-0.5pp $502	base $481	+0.5pp $460	+1.0pp $438

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $20,650
• Closing costs: $2,478
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1244 E Saint Germain St Saint Cloud, MN	2.0	1.0	875	$830	$0.95	25d	1	0.33mi
1570 E St Germain St St Cloud, MN	1.0–2.0	1.0	787	$1,055	$1.34	0d	17	0.43mi
200 14th Ave SE Saint Cloud, MN	2.0	1.0	850	$1,025	$1.21	2d	3	0.45mi
503 15th Ave SE Unit 305 St Cloud, MN	2.0	1.0	832	$925	$1.11	44d	1	0.69mi
305 5th Ave S St Cloud, MN	1.0–4.0	1.0–4.0	692	$1,080	$1.56	44d	23	1.06mi
1205 11th St SE Saint Cloud, MN	4.0	2.0	1416	$2,450	$1.73	44d	1	1.12mi
1225 13th St SE Saint Cloud, MN	4.0	3.0	1500	$2,450	$1.63	44d	1	1.27mi
1277 15th St NE Sauk Rapids, MN	1.0–3.0	1.0–2.0	933	$1,235	$1.32	25d	1	1.29mi
1015 7th St N Apt 2 St Cloud, MN	2.0	1.0	850	$1,100	$1.29	44d	1	1.41mi

Listing history 17 events

1. 2026-06-19
   days on market $82,600 Active 39 DOM
2. 2026-06-18
   days on market $82,600 Active 38 DOM
3. 2026-06-17
   days on market $82,600 Active 37 DOM
4. 2026-06-16
   days on market $82,600 Active 36 DOM
5. 2026-06-15
   days on market $82,600 Active 35 DOM
6. 2026-06-14
   days on market $82,600 Active 33 DOM
7. 2026-06-13
   days on market $82,600 Active 32 DOM
8. 2026-06-10
   days on market $82,600 Active 30 DOM
9. 2026-06-09
   days on market $82,600 Active 29 DOM
10. 2026-06-08
    days on market $82,600 Active 28 DOM
11. 2026-06-07
    days on market $82,600 Active 27 DOM
12. 2026-06-03
    days on market $82,600 Active 23 DOM
13. 2026-06-02
    days on market $82,600 Active 22 DOM
14. 2026-06-01
    pricedays on market $82,600 Active 21 DOM
15. 2026-05-31
    days on market $82,100 Active 20 DOM
16. 2026-05-30
    days on market $82,100 Active 19 DOM
17. 2026-05-11
    listed $82,100 Active 498-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $15,977
• − Mortgage interest: −$4,627
• − Property taxes: −$1,239
• − Insurance: −$413
• − Repairs & maintenance: −$1,278
• − Management: −$1,278
• − Depreciation: −$2,403
• Taxable income: $4,739
• Est. tax owed @ 24.0%: −$1,137
• After-tax cash flow: $4,634/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Condition & rehab AI · 0 photos

Good 75/100 Cosmetic rehab

This brand new 3-bedroom, 2-bathroom manufactured home is move-in ready with modern amenities and a good condition score.

Value-add opportunities

• Both Landscaping improvements — Enhances curb appeal and adds value
• Both Painting interior walls — Fresh paint can make the home more appealing
• Both Upgrade to smart home features — Improves convenience and adds modern appeal

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both Painting interior walls — Fresh paint can make the home more appealing ↑
• Both Upgrade to smart home features — Improves convenience and adds modern appeal ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: St. Cloud Public School District
• NCES district ID: 2733510
• Math proficiency: 27% ▼ -9.00%
• Reading proficiency: 38% ▼ -5.00%
• Median HH income: $46,638
• Composite: 27.91/100
• National rank: #6866
• State rank: #264 of 301 in MN

Livability — St. Cloud

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: St. Cloud, MN
• County: Sherburne County · 120,363 people
• City population: 60,914
• Metro: Minneapolis-St. Paul-Bloomington, MN-WI
• Population (ZIP): 17,473
• Household income: $58,148
• Rent vs Own: 58.6% rent · 41.4% own
• Severe rent burden: 1175.0

Population outlook (Benton County) Hauer SSP2

• Today (2025): 41,796 people
• By 2030: 42,497 · +1.7%
• By 2040: 43,143 · +3.2%
• By 2050: 42,809 · +2.4%
• By 2075: 39,973 · -4.4%
• By 2100: 36,969 · -11.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (65%)
• Race & ethnicity: White 65% Black 17% Two or more races 9% Asian 5% Hispanic / Latino 4% Native American 2%
• Common ancestry: Portuguese 6% Romanian 5% Slovak 3%
• Foreign-born: 10% · Vietnam, Canada, China
• Languages at home: 85% English-only · Spanish 3% Vietnamese 2% Other Asian/Pacific 1%

Political lean MEDSL · Benton

• 2024 margin: Solid R (+35.9) · D 31.1% · R 67.0% · Other 1.8%
• 2008→2024 swing: -26.2pp toward R · 2008: -9.8pp · 2024: -35.9pp
• All cycles: 2024: R+35.9 2020: R+31.9 2016: R+36.3 2012: R+13.7 2008: R+9.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -60.11%
• Current HPI: 220.2539
• Rent YoY: ▲ 3.79%
• Metro: Minneapolis-St. Paul-Bloomington, MN-WI
• State GDP YoY: ▲ 2.41%
• F500 in state: 34

Industry mix (Fortune 500 HQ in MN)

Industry	F500 HQs	Revenue
▸Healthcare	2	$407B
▸Retail	2	$150B
▸Consumer Goods	2	$32B
▸Industrial Machinery	2	$6B
▸Agriculture	1	$40B
▸Healthcare / Medical Devices	1	$32B